Award-winning No Move, No Fee conveyancing for Huddersfield home movers
By Gaynor Haliday , Oct 12, 2018
Every year our expert No Sale, No Fee property lawyers help property sellers and purchasers looking for conveyancing solicitors in Huddersfield and across West Yorkshire.
With guaranteed fixed conveyancing fees and a focus on proactive communication between all parties, our team understand how to take the stress out of moving.
If, for any reason at all, your property sale or purchase does not ultimately go ahead our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
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Huddersfield's most communicative conveyancing service
Almost half of the participants in market research commissioned by InfoTrack objected to a lack of solicitor communication.
The consumer service charters of both the Law Society's CQS and the CLC are concerned with conveyancing solicitor communication.
Nonetheless according to a survey carried out by OnePoll of 1,500 people, around half of homemovers believed that more effective communication would have accelerated the completion of their sale or purchase.
Quittance Conveyancing's Huddersfield conveyancing solicitors aim to provide the most informative and proactive property legal service in the UK. We strive to deliver to you the answers you require by email, phone and via our case management app, 7 days a week:
- Lowest Huddersfield conveyancing solicitors fees
- Your conveyancer's direct contact details
- Innovative case management technology
- Frequent updates by smartphone, tablet and PC
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Huddersfield conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Huddersfield
Conveyancing solicitor fees are paid to your Huddersfield conveyancing solicitor for the legal work associated with buying or selling a property.
Are Huddersfield conveyancing fees and costs fixed?
We work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Huddersfield who work on a price per hour basis. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase goes through.
What are disbursements?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like managing agent fees or Stamp Duty Land Tax (SDLT).
How much will the total conveyancing fees in Huddersfield cost?
Whilst conveyancing fees in Huddersfield will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, council search fees will vary and specific extra searches, such as a flooding search, may be necessary.
With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard conveyancing transaction, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Huddersfield
The birthplace of rugby league and a famous choral society, Huddersfield's prosperity was founded on its fine worsted cloth manufacturing, which continues in the town, and its economy is still very much focused on manufacturing. Particular industries include engineering and chemicals.
The choice of properties is diverse, with low-cost terrace properties to Victorian mansions in urban districts and weavers' cottages and old farmhouses and converted barns in the surrounding villages.Situated halfway between Leeds and Manchester, the town is surrounded by stunning countryside, especially to the south where it borders the Peak District National Park.
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Conveyancing for home buyers
Caveat emptor (buyer beware), was the legal principle of English property law. This principle no longer applies, however, a purchaser must still investigate their intended purchase.
A conveyancing solicitor in Huddersfield will make recommendations following their enquiries, deal with any legal issues and register the new owner's title at the Land Registry.
This section of the article discusses the aspects of the legal process for conveyancing solicitors in Huddersfield requiring specialist legal knowledge.
Your Huddersfield conveyancing solicitor must be lender-approved
Before appointing a Huddersfield conveyancing solicitor, it is vital that you check that they can act on behalf of your lender, whether you are taking out a mortgage from Lloyds Bank, Godiva Mortgages or any other lender.
Your solicitor may be unable to act for your lender, because some mortgage lenders are only prepared to work with a selected list (known as a 'panel') of legal practices.
Should this be the case, the lender will probably need a second law firm to complete the legal work, and you will be expected to pay this alternate solicitor's costs. The additional work can mean the process takes much longer.
Our solicitors can carry out the legal work for all major and minor lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Kirklees Metropolitan Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Huddersfield conveyancing solicitors to help uncover relevant information about the property being purchased. They include:
|Local Authority (LA) search||exposes issues like road schemes that could affect the property|
|Environmental search||environmental issues that could adversely affect the property|
|Drainage & Water search||describes water mains and sewers, and confirms if these are privately maintained|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
More specific searches, such as a highways search or a contaminated land report, may also be referred to following the initial searches.
The approximate lead time for LA searches delivered by Kirklees Metropolitan Borough Council is 4 weeks, so personal (as opposed to official) searches will be faster.
Checking planning permission status
Official Entries (or 'office copies') will also be ordered from the Land Registry by the buyer's conveyancing solicitor, helping to evidence potential planning issues, for example outbuildings missing from the title plan or right of access issues.
Kirklees Metropolitan Borough Council Council Tax
The council tax paid by a homeowner is based on a number of criteria which include the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. a home in the Kirklees Metropolitan Borough Council area in Band D would pay £1,698 per annum.
Conveyancing solicitors in Huddersfield will inform a purchaser of the property's band as soon as they are made aware.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount reduces the tax due to 75% which would equal £1,273.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the resident is living in long term residential care.
|Band||Kirklees Metropolitan Borough Council Tax (2018)|
Are you about you buy a home in the wrong council tax band?
Owners can apply for their property to be reassessed. The band could be revised up as well as down. To appeal contact:
Valuation Office Agency
83-101 New St
Stamp Duty on Huddersfield properties
With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay stamp duty. Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.
Quittance Conveyancing ensure that the critical SDLT1 form is completed accurately and without delay.
See examples for average Huddersfield properties:
|Average selling price (2017)||SDLT|
|Average price (detached)||£277,545||£3,877.25|
|Average new build||£232,222||£2,144.44|
Stamp duty relief for first-time buyers in Huddersfield
For first-time buyers, stamp duty is only payable on purchases over £300,000. Homeowners must pay a higher rate of SDLT when buying a second property. For example, if a homeowner bought a second property in Huddersfield for the average price of £165,365 the stamp duty would be £8,268.25.
Conveyancing solicitors in Huddersfield should ensure the correct tax is paid.
Buying a flat? Leasehold conveyancing in Huddersfield
The potential pitfalls of buying a leasehold property are a source of concern for leasehold property purchasers. Numerous legal complications could be awaiting the unsuspecting buyer, including unreasonable managing agent fees, increasing ground rents and onerous covenants.
A competent conveyancing solicitor in Huddersfield will address aspects of leasehold, such as :
- reviewing the lease
- any recent demands for service charges and ground rent
- dealing with landlords
- block management regulations that sit outside the lease
Our team of leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Huddersfield?
According to data sourced by the Land Registry, the average purchase price of Huddersfield new build properties is £140,227. 7 brand new homes have been bought in Huddersfield in 2018 so far.
The legal side of purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a Huddersfield conveyancing solicitor must be aware of local Huddersfield factors and must look into numerous things, e.g. dealing with delays associated with off-plan and dealing with incomplete service connection agreements.
Our award-winning team of conveyancers specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.
When carrying out the legal work for a home in Huddersfield, a conveyancing solicitor will need to confirm if the home is in one of Huddersfield's conservation areas. If it is, the home is affected by restrictions. These restrictions, called Article 4 Directions, could include possible restrictions on solar panel positioning, general restrictions governing the use of non-traditional materials or limitations on new outbuildings.
If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even if the changes were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Huddersfield.
Conveyancing - Selling a property in Huddersfield
The legal process for a property sale is simpler than when buying. The buyer's conveyancer will have to go through a detailed investigation on the property and its legal title, whilst conveyancing solicitors in Huddersfield acting for the seller merely replies to the solicitor's standard and additional enquiries.
What might you do to help your sale go through?
Hurdles, like restrictions on how you can use the property, can easily jeopardise your move if left unresolved.
Property specialists will generally recommend that sellers handle any such problems as soon as they come to light.
- Japanese Knotweed? What to do before selling your home
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more helpful advice for sellers here.
The legal work for a leasehold flat (leasehold houses are uncommon) is much more complicated than for a freehold property.
Huddersfield conveyancing solicitors will also need to carry out additional work, such as obtaining management company information, through to a copy of the insurance policy schedule.
You should instruct a conveyancer as soon as possible to reduce leasehold-related delays.
What if Quittance is acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale.
You may wish to contact a law firm in Huddersfield to undertake your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.
Local Huddersfield conveyancing solicitor directory
- Ramsdens Solicitors LLP, Ramsden Street, Huddersfield, West Yorkshire, HD1 2TH
- Eaton Smith LLP, 14 High Street, Huddersfield, West Yorkshire, HD1 2HA
- Ridley and Hall Legal Limited, Queens House, 35 Market Street, Huddersfield, West Yorkshire, HD1 2HL
- Schofield Sweeney LLP, 30 Market Street, Huddersfield, West Yorkshire, HD1 2HG
- Switalskis Solicitors Limited, Norwich Union House, High Street, Huddersfield, West Yorkshire, HD1 2LR
Conveyancing - Remortgaging a property in Huddersfield
The most common reason people remortgage a home is to lower their monthly repayments. There are also a number of other reasons to remortgage, such as moving from a tracker to a fixed-rate, or releasing equity.
An efficient conveyancing solicitor in Huddersfield can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.
So that they can confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the new lender.
About the author
Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.
Read more about this Quittance Legal Expert
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